4980 W Cougar Cir · Coeur d'Alene, ID 83815

$135,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured · 30 Days on market

Built 1994

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom plus den, could use as a bedroom. 2 bath, updated laundry room. Large living room, kitchen has dining. Shed attached to parking area. Large back yard. Very beautiful.

Key facts

• Covered front porch
• Quartz countertops
• Stainless appliances

Tags

• COVERED FRONT PORCH
• LVP FLOORING
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS APPLIANCES
• NEW ROOF

Property features AI

Finance

• HOA & community: Ridge View association (monthly fees); HOA covers grounds maintenance, sewer, snow removal, trash, and water; Community curbs

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home; Crawl space foundation; Composition roof; T1-11 exterior siding; Paved road; public maintained road
• Construction: Pillar/post/pier foundation
• Exterior features: Covered patio; Covered deck; Fruit trees; Garden; Exterior lighting; Rain gutters; Lawn; Shed(s); Sprinklers in front; Open, landscaped, level lot; Fenced

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: LVP flooring
• Bathrooms: 3 main-level bathrooms
• Heating & cooling: Electric forced-air heating
• Interior features: Cable internet available; High-speed internet; Washer hookup
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 2.2% in Coeur d'Alene — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Coeur D'Alene District (urban): math 44% / reading 60% proficiency, ranked #23 of 92 in ID (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.2%/yr); 318 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,606 units permitted in Kootenai County in 2024 (154 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kootenai County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
3. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
4. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.72%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.2% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.31×
• Total profit: $11,894
• Equity at exit: $20,129

10-year hold

• IRR: 18.2%
• Equity multiple: 2.60×
• Total profit: $60,360
• Equity at exit: $11,672

Cash invested: $37,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 91 Strongly Landlord-Friendly
• State Idaho: 91 Strongly Landlord-Friendly · R+18
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempted; minimal tenant protections.

Methodology + full state rankings →

ZIP-level market 83815

• Rents YoY: 4.2%
• Active inventory: 318
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,808 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $495

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 68%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1519 W Hyacinth Ln Unit 1519 Coeur d'Alene, ID	3.0	2.5	1180	$1,895	$1.61	13d	1	0.09mi
4188 Player Dr Unit 4188 Coeur d'Alene, ID	2.0	2.0	1125	$1,725	$1.53	21d	1	0.09mi
1827 Westminster Ave Unit A2-26 Coeur d'Alene, ID	2.0	2.0	1248	$1,899	$1.52	21d	1	0.24mi
3825 N Ramsey Rd Coeur D Alene, ID	2.0–3.0	2.0	1039	$1,618	$1.56	21d	1	0.32mi
2099 W Plymouth Cir Unit C28 Coeur d'Alene, ID	3.0	2.0	924	$2,129	$2.30	21d	1	0.38mi
4208 N Crown Ave Coeur D Alene, ID	2.0	1.0	950	$1,500	$1.58	13d	1	0.86mi
2001 W Voltaire Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.0	988	$1,774	$1.80	13d	11	0.96mi
1681 Pampas Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.0	989	$1,740	$1.76	13d	22	0.97mi
6735 N Spurwing Loop Coeur d'Alene, ID	3.0	2.0	1400	$1,795	$1.28	21d	1	1.03mi
2828 N Julia St Unit 2 Coeur d'Alene, ID	2.0	1.0	900	$1,495	$1.66	21d	1	1.04mi
1070 W Rustic Lodge Dr Unit 204 Coeur d'Alene, ID	2.0	2.0	1025	$1,715	$1.67	21d	1	1.13mi
1065 W Rustic Lodge Dr Unit 101 Coeur d'Alene, ID	3.0	2.0	1187	$1,810	$1.52	13d	1	1.14mi
128 W Neider Ave Coeur d'Alene, ID	1.0–3.0	1.0–2.0	981	$1,595	$1.63	13d	4	1.20mi
6510 N Atlas Rd #207 Coeur D Alene, ID	3.0	2.0	1282	$2,200	$1.72	21d	1	1.33mi
3219 N Thicket Ln Unit 3219 Thicket Coeur d'Alene, ID	2.0	1.5	900	$1,550	$1.72	13d	1	1.40mi
3293 N Ladalia Dr Coeur D Alene, ID	2.0	2.0	1100	$2,450	$2.23	13d	1	1.41mi

Listing history 25 events

1. 2026-06-19
   days on market $135,000 Active 30 DOM
2. 2026-06-18
   days on market $135,000 Active 29 DOM
3. 2026-06-17
   days on market $135,000 Active 28 DOM
4. 2026-06-16
   days on market $135,000 Active 27 DOM
5. 2026-06-15
   days on market $135,000 Active 26 DOM
6. 2026-06-14
   days on market $135,000 Active 24 DOM
7. 2026-06-13
   days on market $135,000 Active 23 DOM
8. 2026-06-10
   pricedays on market $135,000 Active 21 DOM
9. 2026-06-09
   days on market $149,000 Active 20 DOM
10. 2026-06-08
    days on market $149,000 Active 19 DOM
11. 2026-06-07
    days on market $149,000 Active 18 DOM
12. 2026-06-03
    days on market $149,000 Active 14 DOM
13. 2026-06-02
    days on market $149,000 Active 13 DOM
14. 2026-06-01
    days on market $149,000 Active 12 DOM
15. 2026-05-31
    days on market $149,000 Active 11 DOM
16. 2026-05-30
    days on market $149,000 Active 10 DOM
17. 2026-05-20
    listed $149,000 Active
18. 2018-05-08
    soldstatus 176-char remark

    Show marketing remark (176 chars)

    2 bedroom plus den, could use as a bedroom. 2 bath, updated laundry room. Large living room, kitchen has dining. Shed attached to parking area. Large back yard. Very beautiful.

19. 2018-03-26
    listed $79,000 176-char remark

    Show marketing remark (176 chars)

    2 bedroom plus den, could use as a bedroom. 2 bath, updated laundry room. Large living room, kitchen has dining. Shed attached to parking area. Large back yard. Very beautiful.

20. 2015-08-24
    soldstatus 401-char remark

    Show marketing remark (401 chars)

    2 bedrooms, 2 bathrooms, 1080 sqft. Porch on front of house. Beautiful inside and kitchen has been updated. Take a look at the great kitchen. The extra room off the living room could be used as bedroom or den. Laundry room, large living room and kitchen dining area. All landscaping and yard is beautiful, won the beautiful place contest 2 yrs in a row. Shed attached to parking area. Great neighbors.

21. 2015-05-27
    listed $49,900 401-char remark

    Show marketing remark (401 chars)

    2 bedrooms, 2 bathrooms, 1080 sqft. Porch on front of house. Beautiful inside and kitchen has been updated. Take a look at the great kitchen. The extra room off the living room could be used as bedroom or den. Laundry room, large living room and kitchen dining area. All landscaping and yard is beautiful, won the beautiful place contest 2 yrs in a row. Shed attached to parking area. Great neighbors.

22. 2013-07-11
    historical
23. 2013-07-02
    listed $35,000
24. 2010-02-24
    soldstatus
25. 2009-07-06
    listed $32,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,692
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$3,927
• Taxable income: $4,032
• Est. tax owed @ 24.0%: −$968
• After-tax cash flow: $4,974/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Coeur D'Alene District
• NCES district ID: 1600780
• Math proficiency: 44% ▼ -6.00%
• Reading proficiency: 60% ▼ -2.00%
• Median HH income: $47,652
• Composite: 44.16/100
• National rank: #2858
• State rank: #23 of 92 in ID

Livability — Coeur d'Alene

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Coeur d'Alene, ID
• County: Kootenai County · 146,553 people
• City population: 67,464
• Metro: Coeur d'Alene, ID
• Population (ZIP): 41,405
• Household income: $77,864
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 1036.0

Population outlook (Kootenai County) Hauer SSP2

• Today (2025): 177,692 people
• By 2030: 190,689 · +7.3%
• By 2040: 214,704 · +20.8%
• By 2050: 236,510 · +33.1%
• By 2075: 285,984 · +60.9%
• By 2100: 316,459 · +78.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Portuguese 4% Slovak 4% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Kootenai

• 2024 margin: Solid R (+51.9) · D 22.9% · R 74.8% · Other 2.2%
• 2008→2024 swing: -25.6pp toward R · 2008: -26.3pp · 2024: -51.9pp
• All cycles: 2024: R+51.9 2020: R+42.9 2016: R+42.5 2012: R+34.3 2008: R+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -255.27%
• Current HPI: 252.5165
• Rent YoY: ▲ 4.20%
• Metro: Coeur d'Alene, ID
• State GDP YoY: ▲ 4.51%
• F500 in state: 6

Industry mix (Fortune 500 HQ in ID)

Industry	F500 HQs	Revenue
▸Retail	1	$79B
▸Technology	1	$25B
▸Food / Agriculture	1	$6B

Price history

+365.6% since first listed

9 events — show timeline

• 2026-05-20 Listed $149,000 CDAMLS
• 2018-05-08 Sold (MLS) — CDAMLS
• 2018-03-26 Listed $79,000 CDAMLS
• 2015-08-24 Sold (MLS) — CDAMLS
• 2015-05-27 Listed $49,900 CDAMLS
• 2013-07-11 Delisted — CDAMLS
• 2013-07-02 Listed $35,000 CDAMLS
• 2010-02-24 Sold (MLS) — CDAMLS
• 2009-07-06 Listed $32,000 CDAMLS